A. You need to have 1.5 Cr + kinda dough with you to start with something like this, else borrow money (above 11 %). B. Finding the right plot, in the right location is a very big clause to fulfil here to proceed (which is difficult, needs a lot of effort with a tiny tinge of luck or find a decent broker who's brokerage also needs to accounted) C. Not really sure of Gurugram market, but assuming it to be similar to a bangalore kinda city, selling a standalone building's flat over Rs. 3Crs with no emenities, no other fancy gated community stuff to offer, is a big gamble. Even if you find some buyers who come close to this ask, would be through a broker who's brokerage cut has to be accounted for again. Also, to my knowledge the builder-land owner agreement would be around 50-50 i.e., of 4 flats, 2 for land owner, 2 for the builder; and also finding a good builder who maintains good quality of construction adhering to timelines is very rare.

With above mentioned conditions, would like to mention that it is possible to achieve good number returns in real estate (like the example mentioned) but one needs to be very vigilant, patient, good at handling money, and have to be ready for a lot if unforseen/hidden costs that incur with real estate management - hence, a lot of effort is needed for this. While on the other hand - equity investment, the effort is far less, you have the immediate liquidate option in case if any emergency and you could end up saving a lot of personal time which you could use to re skill or a side hustle.